How to Choose a Managing Agent for Your Block
Choosing the right block management company is one of the most important decisions for any block of flats. Whether you are appointing a managing agent for the first time or looking to switch from an underperforming provider, this guide explains exactly what to look for, what to ask, and what to avoid.
What to Look for in a Block
Not all block management companies are created equal. A thread on Facebook recently asked, "Can anyone recommend a block management company that has a local presence?" It is a question that comes up repeatedly because leaseholders understand that a local block management company with genuine knowledge of the area, local contractors, and the ability to visit the building regularly will almost always outperform a distant, faceless provider.
When evaluating the best block management companies for your building, there are several essential criteria to assess. These apply whether you are searching for block management agents near me or comparing national firms against smaller, specialist providers.
Professional Accreditations
Look for membership of recognised industry bodies such as ARMA (Association of Residential Managing Agents), RICS (Royal Institution of Chartered Surveyors), or IRPM (Institute of Residential Property Management). These accreditations indicate adherence to professional standards, codes of conduct, and independent complaints procedures. A managing agent without any industry membership should raise questions.
Local Presence and Site Visits
A managing agent who is based locally and conducts regular site inspections will identify maintenance issues earlier, build better relationships with residents, and respond faster to urgent matters. Ask how often they visit managed buildings and whether they have staff based in your region. Remote management from a distant head office rarely delivers the same level of service.
Financial Transparency
The managing agent should provide fully transparent fee proposals with no hidden commissions on insurance or contractor work. Ask to see an example service charge budget and set of annual accounts. A reputable block management company will welcome this scrutiny and provide clear, detailed financial reporting as standard.
Technology and Resident Portal
Modern block management requires modern tools. Ask whether the agent offers an online resident portal for accessing documents, viewing accounts, logging maintenance requests, and receiving building updates. Effective use of technology improves communication, reduces administration time, and gives leaseholders real-time visibility of how their building is managed.
Client References and Reviews
Ask for references from buildings of a similar size and type to yours. Speaking directly to existing clients provides invaluable insight into the agent day-to-day performance. Also check block management company reviews online to see what other leaseholders and directors say about their experience.
For a detailed overview of what a managing agent should be doing for your building, read our managing agent responsibilities guide.
Questions to Ask When Getting Block Management Quotes
When you request block management quotes, it is essential to compare like for like. A lower headline fee that excludes essential services will cost you more in the long run than a slightly higher fee that covers everything as standard. On Reddit, a leaseholder searching for "London Property Managers for Small Blocks" noted how difficult it was to compare proposals when every agent structured their fees differently. Use this 8-point checklist to cut through the confusion and evaluate every quote consistently.
Understanding how much does block management cost requires looking beyond the headline number. Our block management fees page explains how pricing works and what you should expect to pay.
Red Flags When Comparing Managing Agents
An OpenRent thread asked, "Which small property management firms would you actually recommend?" The responses were telling. Leaseholders repeatedly flagged the same warning signs when describing agents they had moved away from. Whether you are evaluating managing agents for small blocks of flats or larger developments, watch out for these red flags.
No Industry Accreditation
A managing agent that is not a member of ARMA, RICS, IRPM, or any recognised professional body may not be bound by a code of conduct or an independent complaints procedure. This leaves leaseholders with limited recourse if things go wrong.
Hidden Commissions on Insurance
Some agents earn significant undisclosed income from block insurance commissions. If the agent is not transparent about whether they receive commission from the insurer, you could be paying an inflated premium without knowing it.
No Dedicated Property Manager
If the agent relies on a generic call centre or rotates property managers frequently, your building will lack the consistent, knowledgeable oversight it needs. A named, dedicated manager who knows your building is a non-negotiable.
Vague Fee Proposals
Beware of quotes that list services in vague terms such as general management or administration without specifying exactly what is included. A reputable block management company provides a fully itemised fee breakdown before you commit.
Poor Communication Track Record
If an agent is slow to respond during the quoting process, that is unlikely to improve once they are appointed. Check online reviews and ask references specifically about response times and communication quality.
Reluctance to Provide References
Any established managing agent should be able to provide references from current clients. An agent who is unable or unwilling to do so may not have the track record they claim. Ask for references from buildings similar in size and type to yours.
If you are already experiencing issues with your current agent, our block management complaints guide explains how to escalate concerns and what options are available to you.
How We Work at Block
At Block, we apply the same criteria we recommend you look for in any managing agent. Every building we manage is assigned a dedicated, named property manager who conducts regular site visits and serves as the single point of contact for directors and leaseholders alike. We hold ARMA membership and are committed to transparent, fully itemised fee proposals with no hidden commissions.
Our approach to block management is built on proactive communication, rigorous financial transparency, and a genuine understanding of what leaseholders and directors need from their managing agent. We use modern block management technology to give residents real-time access to documents, accounts, and maintenance updates through our online portal.
We manage buildings of all sizes, from small blocks of four or five flats through to larger developments with over a hundred units. For managing agents for small blocks of flats, we understand that personal service and local knowledge matter even more because there are fewer leaseholders to share the management burden. We treat every building with the same level of care and professionalism regardless of size.
If you are considering a change, our switch managing agent page explains how straightforward the process is. We handle the entire transition, so there is no disruption to building services or resident experience.
Frequently Asked Questions
What does a block management company do?
A block management company is responsible for the day-to-day administration of a shared residential building on behalf of the freeholder or residents management company. This includes collecting service charges, arranging building insurance, coordinating maintenance and repairs to communal areas, ensuring compliance with health and safety legislation, managing contractor relationships, preparing annual budgets and accounts, and acting as the primary point of contact for leaseholders. A good managing agent takes a proactive approach to planned maintenance, financial transparency, and resident communication.
How do block management companies make money?
Block management companies generate revenue primarily through the management fee charged to each building they manage. This fee is usually calculated on a per-unit, per-annum basis and is included as a line item within the annual service charge budget. Some agents also charge supplementary fees for additional services such as Section 20 consultation management, major works project oversight, or out-of-hours emergency call handling. Less transparent agents may also earn undisclosed commissions on block insurance placements or contractor mark-ups, which is why it is important to ask about all income streams when comparing managing agents.
How much does block management cost?
Block management costs vary depending on the size of the building, the scope of services required, the condition of the property, and its location. Fees are typically charged on a per-unit, per-annum basis. Smaller blocks with fewer units tend to attract higher per-unit fees because fixed administrative costs are spread across fewer leaseholders. The best way to understand the cost for your specific building is to request a tailored quote that details exactly what is included. Always compare like for like and check whether the quoted fee covers all core services or whether supplementary charges apply.
Can residents change the block management company?
Yes, residents can change the block management company, but the process depends on the management structure of the building. If the managing agent is appointed by a residents management company, the directors can serve notice and appoint a new agent in accordance with the management agreement. If the agent is appointed by the freeholder, leaseholders may need to exercise the right to manage or apply to the First-tier Tribunal for the appointment of a new manager. The first step is always to review the existing management agreement and understand who holds the appointment authority.
What is the difference between block management and property management?
Block management refers specifically to the management of shared residential buildings such as blocks of flats, converted houses, and multi-unit developments. It covers communal areas, shared services, service charge administration, building insurance, and compliance with leasehold legislation. Property management is a broader term that can include the management of individual rental properties on behalf of landlords, commercial premises, and mixed-use developments. A block management company specialises in the unique requirements of leasehold buildings, including Section 20 consultations, reserve fund planning, and leaseholder communication.
How to choose the best property management company?
Choosing the best property management company for your block requires evaluating several key criteria. Check for professional accreditations such as ARMA, RICS, or IRPM membership. Ask whether they offer a dedicated, named property manager for your building rather than a generic call centre. Request a transparent fee breakdown with no hidden commissions. Ask for client references from buildings of a similar size and type. Review their technology offering, including online portals and digital reporting. Finally, assess their local knowledge and whether they conduct regular site visits. The right managing agent should demonstrate expertise, transparency, and a genuine commitment to your building.
Ready to Find the Right Managing Agent?
Whether you need a managing agent for a new development, want to compare your current provider against a transparent alternative, or are ready to make a switch, we are here to help. Call us for an honest, no-obligation conversation about your building.